COURTICE/GRASON

Website: http://www.courticegrason.com
Email: inspectdanboyer@yahoo.com
Phone: (217) 254-0431
FAX: (217) 728-2697
#9 North Hamilton, Sullivan Il 61951
Inspector: Orvil Boyer
License # 450.00001956

 

Property Inspection Report
Client(s):	Shelby Boyer
Property address:	115 South Grand Sullivan IL 61951
Inspection date:	4/1/2011

This report published on Sunday, May 08, 2011 10:48:26 PM CDT

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This report is the exclusive property of this inspection company and the client(s) listed in the report title. Use of this report by any unauthorized persons is prohibited.

Thank you for choosing Courtice/Grason. We've made every effort to provide you with a thorough, high quality inspection, and hope that the information in this report proves to be valuable in your consideration of this property. If for any reason you are unsatisfied with this report, or have questions after reviewing it, please don't hesitate to call us. If you are satisfied, please tell your friends about us.

This report is intended to identify major defects within a structure that significantly affect its habitability or that cost in excess of $500 to repair, although minor defects may be noted in the report. Cosmetic items such as damaged molding, trim, doors, cabinets, interior paint or carpet are generally excluded from this report.

Home inspection reports by nature focus on defects and may seem negative in tone. Some features of this property may be in excellent condition and of high quality but have not been mentioned, or been deemed adequate in the report. This is not meant to downplay this property's assets, but to focus on alerting you to potentially expensive problems. Bear in mind that all homes, regardless of their age, have some number of defects.

How to Read this Report
This report is organized by the property's functional areas.  Within each functional area, descriptive information is listed first and is shown in bold type.  Items of concern follow descriptive information. Concerns are shown and sorted according to these types:

	Safety	Poses a risk of injury or death
	Major Defect	Correction likely involves a significant expense
	Repair/Replace	Recommend repairing or replacing
	Repair/Maintain	Recommend repair and/or maintenance
	Minor Defect	Correction likely involves only a minor expense
	Maintain	Recommend ongoing maintenance
	Evaluate	Recommend evaluation by a specialist
	Comment	For your information

Click here for a glossary of building construction terms.  Contact your inspector if there are terms that you do not understand, or visit the glossary of construction terms at http://www.reporthost.com/glossary.asp

1) Due to the home being lived in and furnished some areas are not visible to the inspector.

2) Some 3 tab shingles have not sealed properly. The roof was stated to have been put in in October of 2010. The roofing material may have not been exposed to necessary temperatures to complete the sealing process. Recommend follow up with the roofing contractor that performed the work for clarification and warranty that the shingles will seal and if not that repairs will be made.

Photo 2

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3) One nail penetration was found with no sealant added for water proofing. Recommend sealing nail head with appropriate sealer by a qualified person. Location: 20 feet from top and 8 feet from west.

Photo 1

4) Some sagging was noted in the roof structure. The roof was traversed and multiple areas walked on with out any defects or weak areas found. No attic is available for inspection of the roofing materials.

5) Waterproof cover(s) over one or more electric receptacles are damaged or broken. This is a safety hazard due to the risk of shock and fire. Damaged covers should be replaced where necessary. The outlet on the south side of the pool deck is not stable and/or loose at attachment. Repairs needed by a qualified person.

Photo 17

Photo 27

6) The porch light at the main entry does not have the proper mounting plate and is loose at attachment with wiring exposed. Recommend repairs by a qualified person.

Photo 13

7) Siding is damaged and/or deteriorated in one or more areas. Two areas have been exposed to heat. The siding is intact signs of wrinkling was found. Some areas of the siding are bowed and not fastened correctly to the adjacent siding. Water penetration is likely. Recommend a qualified person evaluate and repair as necessary to protect the structure.

Photo 18	Photo 19
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Photo 26	Photo 11

8) The porch post footing is not fully visible and may be substandard in size. The post is also lacking paint and general maintenance. Water penetration is likely. Recommend an evaluation and repairs if needed by a qualified person.

Photo 12

9) One or more downspouts have no extensions, or have extensions that are ineffective. This can result in water accumulating around the structure's foundation, or in basements and crawl spaces if they exist. Accumulated water is a conducive condition to wood destroying insects and organisms, and may also cause the foundation to settle and possibly fail over time. Repairs should be made as necessary, such as installing or repositioning splash blocks, or installing and/or repairing tie-ins to underground drain lines, so rain water is carried at least several feet away from the structure to soil that slopes down and away from the structure.

Photo 8

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10) Gas line on the west side of the home is showing signs of rust and lacking protective paint.

Photo 14

11) Some flashing sections were not evident where the roof and siding intersect. The flashing may be present and not visible to the inspector. Some contractors place an additional row of shingles over the kick out flashing for a finished appearance. This was not evident. Recommend an evaluation for proper flashing and repairs made if needed.

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12) The exterior foundation is covered with a finishing material and could not be evaluated. Some areas of the finishing materials are damaged and in need of repair to protect the insulation behind. Recommend repairs by a qualified person.

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13) The trim around the garage door is broken in several areas. Water penetration is likely.

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14) The exterior trim frame to the garage has some wood rot present. Repairs have been made to part of the door frame. Some surfaces lack paint. Recommend repairs completed and paint to protect the surface.

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15) The exterior finish in some areas are in need of maintenance. A qualified contractor should prep (pressure wash, scrape, sand, prime caulk, etc.) and repaint or restain areas as needed and as per standard building practices. Door frames for garage and main entry.

16) An exterior breaker box was found on the south side of the home. Not able to determine its function. Recommend follow up with the home owner to determine its purpose.

Photo 22

17) The deck around the pool has some safety and structural concerns. Some of the joist, post and deck boards are bowed and not level. Due to the complex turns around the pool joist hangers were not used in some recommended places. Footings are not evident for all post. Some footings are not fully utilized due to post placement. The fencing around the deck is loose in several locations. Recommend treating the deck and an evaluation made by a qualified contractor for repairs needed to the deck to insure safe usage.

Photo 28

18) The perimeter grading slopes to wards the structure in one or more areas. This can result in water accumulating around the structure's foundation, or in basements and crawl spaces if they exist. Accumulated water is a conducive condition to wood destroying insects and organisms. Wet soil may also cause the foundation to settle and possibly fail over time. Recommend grading soil so it slopes down and away from the structure with a slope of at least 5% (10% or better is optimal) for at least 6 feet.

19) Minor cracks, settlement were found in one or more patio sections. However they don't appear to be a structural concern and no trip hazards were found. No immediate action is recommended, but the client may wish to have repairs made or have cracked sections replaced for aesthetic reasons.

21) The auto-reverse mechanism on the vehicle door opener is inoperable or requires too much force to activate. This is a safety hazard, especially for small children. A qualified contractor should evaluate and repair as necessary. For more information on garage door safety issues, visit: http://www.cpsc.gov/cpscpub/pubs/523.html or http://www.ohdstl.com/safety.html

22) One or more garage electric receptacles appear to have no ground fault circuit interrupter (GFCI) protection. This is a safety hazard due to the risk of shock. A qualified electrician should evaluate to determine if GFCI protection exists, and if not, repairs should be made so that all garage receptacles, except for one for use with a refrigerator or freezer, have GFCI protection. For example, install GFCI receptacles or circuit breaker(s) as needed.

23) The burner for the boiler was located in the garage, and the flame or source of spark was less than 18 inches above the floor. Standard building practices require that the open flame or source of spark for appliances in a garage be located at least 18 inches above the floor. Fuel vapors from vehicles, storage containers or other sources are heavier than air and may ignite when exposed to pilot lights, sparks or open flames. This is a safety hazard. A qualified contractor should evaluate and make repairs and/or modifications as necessary.

Photo 30

24) The wall and ceiling finishing is paneling, eliminating the view of the firewall materials used for construction. Recommend follow up with the home owner on what materials are behind the paneling and verify they are fire rated as per standard building practices. Typically these surfaces require a one-hour fire rating.

25) The floor at the garage door base is not level in some areas creating a gap. Repairs are needed to fill the void eliminating insect/vermin traffic and water penetration.

Photo 29

26) Outlet cover missing at the opener.

27) Much of the garage, including areas around the interior perimeter are excluded from this inspection due to lack of access from stored items.

28) All concrete slab floor sections were obscured by flooring and couldn't be fully evaluated.

29) The inspector was not able to find the main water shut-off valve. The client(s) should consult with the property owner(s) to determine if a shut-off valve exists, find it themselves, or hire a qualified plumber if necessary to find it. If no shut-off valve is found for the structure, then recommend having a qualified plumber install one to more easily allow the water supply to be turned off in the event of an emergency, such as when a supply pipe bursts. It appeared there may be multiple shut off positions due to the complex piping at the boiler.

Photo 39

30) The close dryer duct exhaust point was not evident due to being contained within the finished wall spaces. Recommend follow up with the home owner and or a qualified contractor to determine its discharge point and repairs made if needed.

31) Most of the plumbing is not visible due to being located behind finished walls,ceilings and concrete slab.

32) The water heater is a combination water heater that generates its heat through the boiler. All comments reguarding the water heater will be located in the heating section.

33) Some wire connections were found not contained in a junction box. Repairs needed by a qualified person.

Photo 36

34) Insulation for the outside condensing unit's refrigerant lines was missing, deteriorated in some areas. This may result in reduced efficiency and increased energy costs. A qualified person should replace insulation as necessary.

35) The air handler is located in the garage. The age of the unit was not determined due to poor visibility of the identification tag located on the side of the unit. Signs of rust noted at the base of the cabinet. This unit appears to be old and may be past its normal life span. The filter is located at the top of the air handler and is deteriorated. Recommend changing the filter prior to use. Recommend follow up with the home owner concerning servicing of the air handler and central air unit and if they have had any problems in the past. If the client is concerned about the central air conditioning system I recommend they have the unit evaluated and operated by a qualified contractor.

Photo 34

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36) Most of the ductwork is not visible due to being contained inside finished walls and ceilings. The visible ductwork in the garage has been sealed with an inappropriate tape that will not stay in place for extended time. Recommend the ductwork be sealed with the appropriate materials per standard building practices by a qualified person.

Photo 35

37) The estimated useful life for most cooling systems and heat pumps is 10 to 15 years. The inspector was unable to determine the age of this system. The client should be aware that it may be near, at, or beyond its useful life and may need replacing or significant repairs at any time. Recommend attempting to determine the age (ask property owner or service technician), and budgeting for a replacement if necessary.

38) The outdoor air temperature was below 60 degrees Fahrenheit during the inspection. Because of this, the inspector was unable to operate and fully evaluate the cooling system.

39) The identification tag was missing or not legible on the central air unit. The inspector was unable to determine age.

40) The fins on the outside of the unit have faced some damage. This is commonly due to power washing the unit and may reduce its efficiency.
Repairs may be needed in the near future.

41) Combustible materials were too close to the flue pipe. Contact with the ceiling in the garage and pipe insulation at the boiler were found. Most of the flue pipe is located within walls and ceilings not visible to the inspector. This is a fire hazard. Combustible materials should be moved well away from the flue or repairs made by a qualified contractor as necessary. Standard building practices typically require the following clearances:


Minimum one inch from "B" vent for gas-fueled burner

Minimum two inches from double wall pipe for oil or gas-fueled burner

Minimum 18 inches from single wall pipe with no draft hood for oil or gas-fueled burner

Minimum 9 inches from single wall pipe with a draft hood for oil-fueled burner

Minimum 6 inches from single wall pipe with a draft hood for gas-fueled burner

Photo 31

42) The boiler is used to provide heat to the home and heat water for domestic use. Cross contamination of water used for heat and potable water is a serious issue that can happen within these systems if the appropriate valves are not in place. The inspector was not able to locate the back flow preventer valve. Due to the age and complex system I recommend a further evaluation and repairs if needed by a licensed heating contractor for proper valving and operation of the boiler and potable water system.

Photo 32

43) Some wire connections were found not contained within a junction box. Recommend repairs made by a qualified person.

Photo 33

44) The last service date of this system appeared to be more than one year ago, or the inspector was unable to determine the last service date. The client should ask the property owner when it was last serviced. If unable to determine the last service date, or if this system was serviced more than one year ago, a qualified heating and cooling contractor should inspect, clean,perform a heat exchanger Carbon Monoxide test and service this system, and make repairs if necessary. For safety reasons, and because this system is fueled by gas or oil, this servicing should be performed annually in the future. For more information visit: http://www.cpsc.gov/CPSCPUB/PREREL/prhtml05/05017.html

45) The flue pipe termination was too close to the roof surface / exterior walls. Extensions may need to be added for proper clearances. The flue may not draw correctly in some conditions as a result. A qualified contractor should evaluate and repair if necessary, and as per standard building practices.

Photo 4

46) The thermostat was not centrally located and may result in uneven heating in some locations. A qualified contractor should evaluate and repair as necessary, and as per standard building practices. The 2nd story thermostat is located in one of the bedrooms. Recommend moving the thermostat to the hallway or where recommended by a heating contractor.

47) A plastic pipe is buried within the concrete for utility runs to the the Central air conditioner. This pipe is open to the outside allowing potential traffic for pest. Recommend sealing off the access with an appropriate foam or sealant.

Photo 15

48) Inadequate working space exists for the main service panel. Standard building practices require the following clearances:

An area 30 inches wide by 3 feet deep exists in front of the panel

The panel is at least 5 1/2 feet above the floor

There is at least 6 feet 6 inches of headroom in front of the panel

The wall below the panel is clear to the floor

A qualified contractor and/or electrician should evaluate and make modifications as necessary.

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49) The main service panel cover couldn't be removed due to lack of access from stored items, poor clearance, not accessible and/or damaged. This panel wasn't fully evaluated. Recommend evaluation by a licensed electrician.

Photo 38

Kitchen

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Condition of counters: Satisfactory
Condition of cabinets: Satisfactory
Condition of sinks and related plumbing: Satisfactory
Water pressure: Adequate
Condition of garbage disposal: Satisfactory
Condition of dishwasher: Satisfactory
Condition of range, cooktop: Satisfactory
Range, cooktop type: Electric
Condition of refrigerator: Satisfactory
Ceilings condition: Satisfactory
Walls condition: Satisfactory
Floors condition: Satisfactory
Windows condition: Satisfactory
Heat source present: Yes
Electrical outlets: Yes, No GFCI present
Switches: Yes, Operates

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50) One or more electric receptacles that serve countertop surfaces appear to have no ground fault circuit interrupter (GFCI) protection. This is a safety hazard due to the risk of shock. A qualified electrician should evaluate to determine if GFCI protection exists, and if not, repairs should be made so that all receptacles that serve countertop surfaces have GFCI protection. For example, install GFCI receptacles or circuit breaker(s) as needed.

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51) The dish washer controls are difficult to operate due to overhanging countertop. One drawer does not fully open due to position of dishwasher.

Photo 40

2nd Story Bathroom

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Ceilings condition: Satisfactory
Walls condition: Satisfactory
Floors condition: Satisfactory
Heat present: Yes
Door condition: Satisfactory
Windows condition: None
Water pressure: Adequate
Sink condition: Satisfactory
Tub/shower: Satisfactory
Toilet bowl: Satisfactory, Operates
Exhaust fan: Yes, Operates
Electrical outlets: Yes, No GFCI present
Switches: Yes, Operates

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52) One or more electric receptacles appear to have no ground fault circuit interrupter (GFCI) protection. This is a safety hazard due to the risk of shock. A qualified electrician should evaluate to determine if GFCI protection exists, and if not, repairs should be made so that all receptacles in the Bathroom have GFCI protection. For example, install GFCI receptacles or circuit breaker(s) as needed.

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53) The bathtub/shower drains slowly. A qualified person should evaluate and repair as necessary.

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54) Light cover is missing.

Hallway Bathroom

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Ceilings condition: Satisfactory
Walls condition: Satisfactory
Floors condition: Satisfactory
Heat present: Yes
Door condition: Satisfactory
Windows condition: None
Water pressure: Adequate
Sink condition: Satisfactory
Toilet bowl: Satisfactory, Operates
Exhaust fan: Yes, Operates
Electrical outlets: Yes, No GFCI present
Switches: Yes, Operates

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55) One or more electric receptacles appear to have no ground fault circuit interrupter (GFCI) protection. This is a safety hazard due to the risk of shock. A qualified electrician should evaluate to determine if GFCI protection exists, and if not, repairs should be made so that all receptacles in the Bathroom have GFCI protection. For example, install GFCI receptacles or circuit breaker(s) as needed.

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56) The sink drain had an active leak. A qualified plumber should evaluate and repair as necessary.

Master Bathroom

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Ceilings condition: Satisfactory
Walls condition: Satisfactory
Floors condition: Satisfactory
Heat present: Yes
Door condition: None
Windows condition: None
Water pressure: Adequate
Sink condition: Satisfactory
Tub/shower: Satisfactory
Toilet bowl: Satisfactory, Operates
Exhaust fan: Yes, Operates
Electrical outlets: Yes, GFCI did not operate properly
Switches: Yes, Operates

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57) One or more ground fault circuit interrupter protection devices were defective. Because one GFCI device may in turn provide GFCI protection for other electric receptacles on the same circuit, the inspector was unable to determine if all electric receptacles in the bathroom are protected with a GFCI device. If they are not, a safety hazard due to the risk of shock exists. After repairs are made to the defective GFCI device(s), a qualified electrician should evaluate, determine if all receptacles in the bathroom are protected by GFCI devices, and make repairs if necessary.

Master Bedroom

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Ceilings condition: Satisfactory
Walls condition: Satisfactory
Floors condition: Satisfactory
Heat present: Yes
Door condition: Satisfactory
Windows condition: Satisfactory
Electrical Outlets: Yes
Electrical Switches: Yes

Living Room

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Ceilings condition: Satisfactory
Walls condition: Satisfactory
Floors condition: Satisfactory
Heat present: Yes
Door condition: Satisfactory
Windows condition: None
Electrical Outlets: Yes
Electrical Switches: Yes

Dining Room

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Ceilings condition: Satisfactory
Walls condition: Satisfactory
Floors condition: Satisfactory
Heat present: Yes
Door condition: None
Windows condition: None
Electrical Outlets: Yes
Electrical Switches: Yes

2nd Story North West Bedroom

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Ceilings condition: Satisfactory
Walls condition: Satisfactory
Floors condition: Satisfactory
Heat present: Yes
Door condition: Satisfactory
Windows condition: Satisfactory
Electrical Outlets: Yes
Electrical Switches: Yes

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58) Outlet cover missing in the loft area. Recommend adding cover.

Photo 41

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59) The loft area does not have a railing in place to protect from fall hazards. Recommend adding railings per standard building practices by a qualified person.

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60) Recommend follow up with the homeowner to determine that the ladders are going to stay with the home. The ladders are needed for bedroom egress in the event of a fire.

2nd Story North East Bedroom

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Ceilings condition: Satisfactory
Walls condition: Satisfactory
Floors condition: Satisfactory
Heat present: Yes
Door condition: Satisfactory
Windows condition: Satisfactory
Electrical Outlets: Yes
Electrical Switches: Yes

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61) The loft area does not have a railing in place to protect from fall hazards. Recommend adding railings per standard building practices by a qualified person.

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62) The light above the loft area did not operate. This is likely a bulb may need replaced. Recommend follow up with the home owner to change the bulbs to verify operation and/or repairs made by a qualified person.

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63) Recommend follow up with the home owners to determine that the ladders for the loft area will be staying. The ladders are needed for bedroom egress in the event a fire.

2nd Story South East Bedroom

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Ceilings condition: Satisfactory
Walls condition: Satisfactory
Floors condition: Satisfactory
Heat present: Yes
Door condition: Satisfactory
Windows condition: Satisfactory
Electrical Outlets: Yes
Electrical Switches: Yes

2nd Story South West Bedroom

Return to table of contents

Ceilings condition: Satisfactory
Walls condition: Satisfactory
Floors condition: Satisfactory
Heat present: Yes
Door condition: Satisfactory
Windows condition: Satisfactory
Electrical Outlets: Yes
Electrical Switches: Yes

Interior Basics

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Type of windows: Vinyl, Multi, Sliding, Double hung
Evidence of window seal leaks: No
Broken glass: No
Main Entrance Door Condition: Satisfactory
Main Entrance Storm Door Condition: Satisfactory
Exterior Door 1 Condition: Satisfactory, Garage
Patio Door Condition: Satisfactory
Patio Screen Door Condition: Satisfactory
Stairs: Satisfactory
Fireplace: Gas, Needs cleaning
Smoke detectors present: Yes
Carbon monoxide detectors present: No

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64) One or more guardrails were unsafe due to large gaps. This is a safety hazard. Standard building practices require that they:

Be installed where walking surfaces are more than 30 inches above the surrounding grade

Be securely and permanently attached

Be at least 36 inches in height

Not be climbable by children

Not have gaps or voids that allow passage of a sphere equal to or greater than four inches in diameter

A qualified contractor should evaluate and repair, replace or install guardrails as necessary, and as per standard building practices.

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65) This property had one or more fuel burning appliances and/or an attached garage, and no carbon monoxide detectors were visible. This is a safety hazard. Recommend installing one or more carbon monoxide detectors as necessary and as per the manufacturer's instructions. For more information, visit http://www.cpsc.gov/CPSCPUB/PREREL/prhtml05/05017.html

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66) A suspect growth or discoloration was found in one or more areas with in the living space that is consistent with mold or mildew. The area is located inside the closet at the top of the stairs. The type of growth can only be determined with further testing. Recommend an evaluation and testing by a qualified mold professional and/or clean up and remove all materials that are discolored by a qualified person. This is likely due to the insulation missing along the ceiling in the closet, cool air and warm air are creating moisture in this area. Recommend repairing the insulation by a qualified person.

Photo 42   Missing insulation

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67) One smoke detectors didn't respond when tested. Location: Master Bedroom. A qualified person should evaluate and replace smoke detectors, replace batteries or make repairs as necessary. For more information, visit http://www.cpsc.gov/cpscpub/pubs/5077.html

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Disclaimer
In some cases we may recommend your consulting a specialist such as a structural engineer or licensed electrician. Hiring a specialist can be a prudent means of providing some protection of your financial investment in this property. WE DO NOT MAKE ANY TYPE OF WARRANTY OR GUARANTEE AS TO THE CONDITION OF THE PROPERTY. SOME THINGS MAY REMAIN HIDDEN OR BECOME DEFECTIVE AFTER THE INSPECTION. IT IS NOT POSSIBLE TO DETECT EVERY DEFECT WITHIN A BUILDING DURING THE COURSE OF A GENERAL INSPECTION. THIS REPORT SHOULD BE USED IN CONJUNCTION WITH, AND NOT A REPLACEMENT FOR , A PRE-CLOSING WALK-THROUGH BY THE CLIENT.
THIS INSPECTION IS NOT AN INSURANCE POLICY AGAINST HIDDEN DEFECTS, OR CONDITIONS THAT ARE NOT VISIBLE AND READILY APPARENT AT THE TIME OF INSPECTION.

THE COST OF THIS INSPECTION DOES NOT ENTITLE YOU TO ANY TYPE OF PROTECTION FROM HIDDEN FLAWS AND DEFECTS. THIS INSPECTION DOES NOT TRANSFER YOUR ULTIMATE RESPONSIBILITY TO COURTICE/GRASON.
Inspector: